08-18-2014 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, July 21, 2014 6:30 o’clock p.m. _____________________________________________________________________________________ Page 25 of 30 On June 18, 2014, the applicant submitted an application for a zoning code amendment contemplating the addition of an office/warehouse use inclusion to the existing list of permitted B-1 uses. The applicant has provided a brief description of his business which is attached as Exhibit B. The purpose of the B-1 retail sales business district is to provide areas for the types of businesses which supply merchandise or perform a service primarily for residents in the surrounding neighborhood. Based on the existing list of permitted uses, this district is intended to allow for retail shops, restaurants, and service providers where the customers visit the property. Staff finds the applicant’s proposed use to be inconsistent with the intended uses for the B-1 district and more consistent with the existing allowed office/warehouse use in the industrial district. The Planning Commission should open the public hearing and discuss the applicant’s request. Andrew Mack noted the term used in Staff’s report is inconsistent, but that what may be a clearer statement is it is not listed as a permitted use in the B-1 district. Upon closer analysis of the term warehouse, the only place where a warehouse shows up in the permitted use section is in the industrial district. Mack stated there are numerous examples throughout Orono and a large part of the country where there are some of these unique office type uses that have some need for storage space. Mack stated whether the correct term is warehousing or inventory or stock for a retail or a service operation is an interesting discussion. Mack stated what would be appropriate would be to take a look at this example and also another typical office/warehouse type project within the community. Mack stated he will start with this particular use where they are talking about converting a section of the building into a warehouse or overstock area for some of their products as part of their office use. Mack indicated he calculated the total square foot of the building and arrived at a split of 35 percent for the office/warehouse area and 65 percent for the salon/restaurant, which is a permitted use in the zoning district. Mack stated the discussion the Planning Commission should focus on in regards to a text amendment is whether that small percentage of overall gross floor area of the structure is appropriate; and if so, standards should be applied and how that use should be listed and controlled. If the use is made a conditional use, the City has the ability to apply standards that can be adopted as part of the text amendment as well as a review of the use through a hearing. Mack stated what is more typical for an office/warehouse use is located on Wayzata Boulevard, which is a 20/80 split. In that particular case, office space constitutes approximately 40 percent of the building and 60 percent warehouse. Three separate businesses are operated out of the structure. Mack stated normally a building will have approximately 2,000 square feet of office and six to eight thousand for warehouse space. Mack stated in his view the Planning Commission could focus discussion on the text amendment with the thought of creating standards that would place limits to prevent the majority of the building from becoming a warehouse since it is located in a retail district. Mack noted the applicant has not provided draft language for the text amendment and Staff would be seeking some direction from the Commission on appropriate language that could then be brought back before the Planning Commission. Mack stated the important element in this application is to place Item #01 - PC Agenda - 08/18/2014 Approval of Planning Commission Minutes [Page 25 of 30]